4916 Mcdougal St · Greenville, TX 75401

$150,000

4 bd · 2.0 ba · 1,266 sqft · SingleFamily public records · 115 Days on market

Built 1975 8,189 sqft lot $118/sqft · 31% below area Est $216k · 31% under ↓ 23% since listing

---

Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +23.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +6.6/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Corner Lot Home in Greenville – Ideal for Living or Investment! Welcome to this well-maintained 4-bedroom, 1.5-bath home situated on a desirable corner lot in the heart of Greenville, TX. Conveniently located just minutes from the city center and with easy access to major highways, this property offers both comfort and accessibility. Step inside to find a spacious layout featuring beautiful tile flooring throughout, offering durability and easy maintenance. The open living and dining areas provide a warm and welcoming atmosphere, perfect for family gatherings or entertaining guests. Each of the four bedrooms offers generous space and natural light, while the 1.5 bathrooms add practical convenience for growing families or tenants. Whether you’re looking for a place to call home or a smart investment opportunity, this property fits the bill. With strong rental potential and a prime location, it’s perfect for homeowners or investors alike. Don’t miss this opportunity. house is for SALE AS IS.

Key facts

• Tile flooring
• Prime location
• Corner lot

Tags

• CORNER LOT
• TILE FLOORING
• OPEN LIVING AND DINING AREAS
• STRONG RENTAL POTENTIAL
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.1% in Greenville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#78 in TX, #2,719 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment D, schools D-, commute F.
• Greenville ISD (town): math 20% / reading 26% proficiency, ranked #743 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents flat; 396 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,289 units permitted in Hunt County in 2024 (527 in 5+ unit buildings).
• This rent runs 35% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Hunt County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.16% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.20%
• DSCR: 1.36
• GRM: 7.2

CMA / ARV

• ARV (median comp): $216,268
• List price: $150,000
• Delta: -30.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1700 Manor Gdn	0.08mi	4/2.0	1,233 (-3%)	0mo	$194,000	$157	91
1505 Reed St	0.07mi	3/2.0 (-1)	1,269 (+0%)	6mo	$189,000	$149	86
1305 Reed St	0.17mi	3/2.0 (-1)	1,316 (+4%)	0mo	$259,900	$197	80
4705 Fillmore Dr	0.27mi	3/2.0 (-1)	1,316 (+4%)	1mo	$259,900	$197	75
4810 Bourland St	0.14mi	3/1.5 (-1)	1,344 (+6%)	2mo	$149,000	$111	74
4809 Fillmore Dr	0.24mi	3/2.0 (-1)	1,316 (+4%)	4mo	$259,900	$197	74
4805 Fillmore Dr	0.25mi	3/2.0 (-1)	1,175 (-7%)	5mo	$249,900	$213	67
1203 Reed St	0.22mi	3/2.0 (-1)	1,175 (-7%)	7mo	$249,900	$213	67
2512 Rainey St	0.44mi	3/2.0 (-1)	1,440 (+14%)	1mo	$161,000	$112	51
2607 Carver St	0.49mi	3/2.0 (-1)	1,439 (+14%)	2mo	$219,888	$153	48
2101 College St	0.49mi	3/2.0 (-1)	1,429 (+13%)	4mo	$238,600	$167	48
2824 Williams St	0.67mi	3/2.0 (-1)	1,429 (+13%)	6mo	$242,000	$169	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.62% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.76×
• Total profit: $-10,062
• Equity at exit: $22,365

10-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-975
• Equity at exit: $12,969

Cash invested: $42,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 75401

• Home prices YoY: -20.7%
• Rents YoY: 0.6%
• Active inventory: 396
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,747 high
• Mortgage (P&I): −$787
• Tax from tax record: −$244 /mo · $2,927/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $287

Break-even live

Break-even rent $1,384

Max offer price $150,000

Occupancy floor 79%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4909 Delano St Greenville, TX	3.0–4.0	2.0–2.5	1614	$2,225	$1.38	1d	1	0.09mi
1902 Oliver St Greenville, TX	3.0	2.0	1380	$1,700	$1.23	2d	1	0.09mi
1712 Manor Garden Curv Greenville, TX	3.0	2.0	1108	$1,425	$1.29	43d	1	0.10mi
1716 Manor Garden Curv Unit 75401 Greenville, TX	3.0	2.0	1108	$1,525	$1.38	24d	1	0.10mi
1906 Oliver St Greenville, TX	3.0	2.0	1380	$1,650	$1.20	2d	1	0.11mi
4810 Jefferson St Greenville, TX	3.0	2.0	1565	$1,700	$1.09	2d	1	0.25mi
4802 Fillmore Dr Greenville, TX	3.0	2.0	1600	$2,040	$1.27	43d	1	0.26mi
4811 Henry St Greenville, TX	3.0	2.0	1565	$1,800	$1.15	18d	1	0.32mi
2006 Morgan St Greenville, TX	3.0	2.0	1215	$1,450	$1.19	43d	1	0.33mi
4709 Henry St Greenville, TX	3.0	2.0	1299	$1,550	$1.19	7d	1	0.36mi
1711 Langford St Greenville, TX	3.0	1.5	1274	$1,495	$1.17	22d	1	0.51mi
1711 Langford St Greenville, TX	3.0	1.5	1274	$1,495	$1.17	24d	1	0.51mi
2225 College St Greenville, TX	3.0	2.0	1439	$1,800	$1.25	24d	1	0.54mi
2225 College St Greenville, TX	4.0	2.5	1832	$2,000	$1.09	44d	1	0.54mi
2210 Langford St Greenville, TX	4.0	2.0	1510	$1,595	$1.06	43d	1	0.55mi
4506 Pickett St Greenville, TX	3.0	2.0	1024	$1,395	$1.36	18d	1	0.59mi
2406 Beecha St Greenville, TX	3.0	2.0	1263	$1,575	$1.25	43d	1	0.67mi
3840 McDougal St Greenville, TX	3.0	2.0	1458	$2,000	$1.37	7d	1	0.74mi
5904 Lee St Greenville, TX	3.0	1.0	1224	$1,500	$1.23	43d	1	0.76mi
3819 Henry St Greenville, TX	3.0	2.0	1590	$1,295	$0.81	12d	1	0.77mi
3603 McDougal St Greenville, TX	5.0	2.0	1472	$1,850	$1.26	43d	1	0.89mi
3604 Bourland St Greenville, TX	3.0	2.0	1028	$1,360	$1.32	43d	1	0.89mi
2811 Walnut St Greenville, TX	3.0	2.0	1368	$1,595	$1.17	43d	1	0.90mi
3605 Eutopia St Greenville, TX	3.0	1.0	1156	$1,450	$1.25	43d	1	0.93mi
3307 Polk St Unit A Greenville, TX	3.0	2.0	1288	$1,550	$1.20	17d	1	1.00mi
3310 Polk St Greenville, TX	3.0	2.0	1513	$1,800	$1.19	24d	1	1.00mi
3305 Stevens St Greenville, TX	3.0	2.0	1069	$1,475	$1.38	43d	1	1.00mi
3305 Stevens St Unit A Greenville, TX	3.0	2.0	1069	$1,300	$1.22	43d	1	1.00mi
3305 Stevens St Unit B Greenville, TX	3.0	2.0	1069	$1,350	$1.26	43d	1	1.00mi
2907 Texas St Greenville, TX	3.0	2.0	1028	$1,314	$1.28	43d	1	1.00mi
4405 Oneal St Unit 4 Greenville, TX	3.0	2.0	1005	$1,275	$1.27	43d	1	1.03mi
804 County Road 1058 Greenville, TX	3.0	2.0	1200	$1,750	$1.46	1d	1	1.05mi
3509 Pickett St Greenville, TX	3.0	2.0	1090	$1,580	$1.45	7d	1	1.06mi
3614 Short St Greenville, TX	3.0	2.0	1323	$1,600	$1.21	24d	1	1.06mi
3614 Short St Greenville, TX	3.0	2.0	1323	$1,600	$1.21	43d	1	1.06mi
3333 Dalton St Greenville, TX	3.0	2.0	1493	$1,635	$1.10	5d	1	1.09mi
3333 Dalton St Greenville, TX	3.0	2.0	1493	$1,635	$1.10	24d	1	1.09mi
3333 Dalton St Greenville, TX	3.0	2.0	1493	$1,635	$1.10	7d	1	1.09mi
3912 Oneal St Greenville, TX	3.0	2.5	1592	$1,750	$1.10	43d	1	1.13mi
3303 Texas St Greenville, TX	3.0	1.0	1260	$1,450	$1.15	2d	1	1.13mi

Listing history 11 events

1. 2026-05-31
   days on market $150,000 Active 115 DOM
2. 2026-03-24
   price $150,000 1042-char remark

   Show marketing remark (1042 chars)

   Charming Corner Lot Home in Greenville – Ideal for Living or Investment! Welcome to this well-maintained 4-bedroom, 1.5-bath home situated on a desirable corner lot in the heart of Greenville, TX. Conveniently located just minutes from the city center and with easy access to major highways, this property offers both comfort and accessibility. Step inside to find a spacious layout featuring beautiful tile flooring throughout, offering durability and easy maintenance. The open living and dining areas provide a warm and welcoming atmosphere, perfect for family gatherings or entertaining guests. Each of the four bedrooms offers generous space and natural light, while the 1.5 bathrooms add practical convenience for growing families or tenants. Whether you’re looking for a place to call home or a smart investment opportunity, this property fits the bill. With strong rental potential and a prime location, it’s perfect for homeowners or investors alike. Don’t miss this opportunity. house is for SALE AS IS.

3. 2026-02-05
   listed $170,000 Active 1042-char remark

   Show marketing remark (1042 chars)

   Charming Corner Lot Home in Greenville – Ideal for Living or Investment! Welcome to this well-maintained 4-bedroom, 1.5-bath home situated on a desirable corner lot in the heart of Greenville, TX. Conveniently located just minutes from the city center and with easy access to major highways, this property offers both comfort and accessibility. Step inside to find a spacious layout featuring beautiful tile flooring throughout, offering durability and easy maintenance. The open living and dining areas provide a warm and welcoming atmosphere, perfect for family gatherings or entertaining guests. Each of the four bedrooms offers generous space and natural light, while the 1.5 bathrooms add practical convenience for growing families or tenants. Whether you’re looking for a place to call home or a smart investment opportunity, this property fits the bill. With strong rental potential and a prime location, it’s perfect for homeowners or investors alike. Don’t miss this opportunity. house is for SALE AS IS.

4. 2025-12-31
   historical
5. 2025-11-06
   price $179,000
6. 2025-10-15
   price $185,000
7. 2025-07-06
   listed $195,000 Active
8. 2025-06-04
   historical
9. 2025-03-20
   listed $195,000 Active
10. 2012-01-18
    soldstatus
11. 1989-02-14
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $2,927 · $244/mo
• Projected year-2 tax: $2,927 · $244/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,960
• − Mortgage interest: −$8,402
• − Property taxes: −$2,927
• − Insurance: −$750
• − Repairs & maintenance: −$1,677
• − Management: −$1,677
• − Depreciation: −$4,364
• Taxable income: $1,163
• Est. tax owed @ 24.0%: −$279
• After-tax cash flow: $3,163/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Greenville ISD
• NCES district ID: 4821720
• Math proficiency: 20% ▼ -12.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $41,374
• Composite: 19.56/100
• National rank: #8759
• State rank: #743 of 826 in TX

Livability — Greenville

• Score: 77/100
• State rank: #78
• US rank: #2719

Category grades

Amenities B+ Commute F Cost of living A+ Crime B+ Employment D Housing A+ Health & safety A User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenville, TX
• County: Hunt County · 71,969 people
• City population: 42,767
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 22,669
• Household income: $59,908
• Rent vs Own: 44.8% rent · 55.2% own
• Severe rent burden: 638.0

Population outlook (Hunt County) Hauer SSP2

• Today (2025): 97,090 people
• By 2030: 100,452 · +3.5%
• By 2040: 106,544 · +9.7%
• By 2050: 111,218 · +14.6%
• By 2075: 121,695 · +25.3%
• By 2100: 123,683 · +27.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 51% Hispanic / Latino 32% Black 13% Two or more races 11%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Slovak 2% Lithuanian 1% Iranian 1%
• Foreign-born: 13% · Canada
• Languages at home: 75% English-only · Spanish 24%

Political lean MEDSL · Hunt

• 2024 margin: Solid R (+55.5) · D 21.9% · R 77.4%
• 2008→2024 swing: -14.9pp toward R · 2008: -40.6pp · 2024: -55.5pp
• All cycles: 2024: R+55.5 2020: R+52.5 2016: R+56.3 2012: R+51.2 2008: R+40.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.45%
• Current HPI: 339.0287
• Rent YoY: ▲ 0.62%
• Metro: Dallas-Fort Worth-Arlington, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-23.1% since first listed

10 events — show timeline

• 2026-03-24 Price Changed $150,000 NTREIS
• 2026-02-05 Listed $170,000 NTREIS
• 2025-12-31 Listing Removed — NTREIS
• 2025-11-06 Price Changed $179,000 NTREIS
• 2025-10-15 Price Changed $185,000 NTREIS
• 2025-07-06 Listed $195,000 NTREIS
• 2025-06-04 Listing Removed — NTREIS
• 2025-03-20 Listed $195,000 NTREIS
• 2012-01-18 Sold (Public Records) — Public Records
• 1989-02-14 Sold (Public Records) — Public Records

Property tax history

+7.2%/yr

Latest (2025): $2,927 · +1.2% YoY. Source: county tax records.